Additional thoughts: I keep reading about scenarios that involve potential combinations of subject-to, mortgage wraps (with an interest spread), and seller financing, and I’m convinced that somewhere in that mix of “tools” there is a strategy where my highly-valuable, low interest rate continues to benefit me, even after the sale of my home.

The issue is that it usually comes in below a 1.0X at 20%...at least most that we've been seeing, and the "no-ratio" or sub-1.0X programs are more expensive.

Of these deal they all involve creative strategies.

If working with a mortgage broker that specializes in DSCR loans, it will help to connect you with more DSCR program options as different DSCR lender programs are not all identical. 

The FHA loan program suits your needs because you want to live in one unit while renting out the other unit and this allows property purchase with only 3.5% down payment.

We don't have a formal construction background, but are capable of the basic work not involving permits.

Age itself isn’t what drives interest rates — it’s more about credit profile, income stability, debt-to-income, and the loan program used.

So glad to hear that the FBI is fully involved.

With no rehab costs or holding period involved, the financial structure stayed simple and supported a smooth same-day close.How did you add value to the deal?

From your description, I'm not exactly clear what you are struggling with.I have been involved in several deals with agency debt that are non-recourse loans.